Greenford Broadway · Ealing · Ealing Southall constituency · 51.52935, -0.36351

UB6 9QQ— Greenford Broadway, Ealing

Location and area intelligence for UB6 9QQ, Greenford Broadway, Ealing

The family fortress

 

Schools 100%Safety 80/100Transport 14/100Yield 3.82%⚠ Knotweed sites nearby

Best for: Families, Owner-occupiers

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Strong schools, limited transport — ideal for car-owning families

Liveability
49
Safety
80
Schools
90
Transport
14
Environment
48
Investment
56

The bottom line

UB6 9QQ offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — strong value for Families and Owner-occupiers who can accept its trade-offs.

The catches: 68 min to waterloo — above average for this zone and 1 Japanese knotweed site within 400m — may affect mortgage applications.

Less suited to Car-free commuters.

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Location

UB6 9QQ

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighEstablished mixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+2.1% vs London avg
vs London crime+3.0% vs London avg

Deep-dive guides for UB6 9QQ

🛡️Crime & SafetyCrime rate, trends & breakdown by type🎓SchoolsOfsted ratings, exam scores & distances🏠Rental MarketAverage rents, demand & void risk

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Postcode Personality

🚇 Well-Connected🎓 School Smart🌳 Good Parks🔒 Very Safe

“The family fortress”

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How UB6 9QQ has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

Ravenor Primary School

Not yet inspected · 6 min walk

KS2: 106.6

★★

Secondary

Greenford High School

Good · Inspected Feb 2022 · 6 min walk

P8: +0.39A8: 52.5

100% of local schools rated Good or Outstanding · based on 10 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Grove House Nursery School & Children's Centre

Not inspected · 25 min walk

4 primaries · 2 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

66.9 incidents per 1,000 residents

Higher crime than 51% of London
→ Stable

-9% vs borough

Crime by type

Violence & sexual offences32%
Other22%
Anti-social behaviour21%
Vehicle crime7%
Drug offences6%
Theft4%
Robbery4%
Burglary4%

Road safety

99

Road safety score

1

Accidents (5yr)

1

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Southall Fire Station (G24) · 2.1km

Crime is +3% above London average

Property

Prices, sales volume and market trends

Avg floor area80.6 m²

EPC breakdown

B
7%
C
1%
D
6%
E
4%

Based on 18 properties · Confidence: medium

Street mix

Semi 16%Terraced 26%Detached 16%Flat 42%

LHA rates — Outer West London

Shared room£576/mo
1 bedroom£1000/mo
2 bedrooms£1300/mo
3 bedrooms£1475/mo
4 bedrooms£1800/mo

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

Energy & construction

Solar yield857 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£201,500
Rebuild cost per m²£2,500/m²

BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.

Construction era1930-1949
WallsSolid brick, as built, no insulation (assumed)
RoofPitched, 150 mm loft insulation
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £1,955
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1997–2023 · CAGR

+4.8%

Total change

+238%

Market Activity

Price Velocity & Acceleration

Current Velocity

-54.6%

per year

Acceleration

-200.36

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £500k–£600k · P75: £450k–£500k · 19 sales

Property Type Mix

Total: 19 sales

Detached15.8%
Semi-detached15.8%
Terraced26.3%
Flat/maisonette42.1%

By decade

1990s

2000s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–2000£116k£208k+79.7%2
Post-dot-com plateau2001–2004£98k£231k+135.7%1.3
Pre-crash peak2007–2007£350k£350k+0%1
Pandemic surge2021–2021£860k£860k+0%1
Rate-rise correction2023–2023£390k£390k+0%7

Buyer vs Seller Score

Composite market conditions index 0–100

100out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Greenford

Nearby stations

Greenford Underground StationCentral
24 min walk
GreenfordNational Rail
24 min walk
Northolt Underground StationCentral
27 min walk
Hanwell Rail StationElizabeth line
33 min walk
Southall Rail StationGreat Western Railway · Elizabeth line
35 min walk
No bus stops within 400m

18

Walkability score

6

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge69 min ↑
Victoria72 min ↑
Waterloo ★68 min
Canary Wharf72 min ↑
City72 min ↑

▎ marker = outer-London average per hub. ↓ green = below average. ↑ orange = above average. ≈ grey = at average. · Source: TfL Journey Planner (sampled)

Find areas within a set commute time of your workplace →

Parking & EV

Car parks, spaces and charging points

2

Car parks (800m)

2

EV chargers (800m)

Nearest car park681m
Santander docks (800m)0
Nearest cycle dock9.1 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

100%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed500 Mbps
Median download450 Mbps
Superfast coverage100%
All operators 5G95%

Broadband providers

BTSkyTalkTalkVodafoneVirgin Media

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterNONE
No assessed surface water flood risk
Air qualityLOW
NO₂: 38.0 µg/m³ · PM2.5: 16.0 µg/m³
Better than 55% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 13.7 km away✗ Not Green Belt✗ Not AONB21% green spaceTree canopy: 40%
More green space than 76% of London

Nearest SSSI: Syon Park SSSI — 7.0 km

Energy

Solar: 857 kWh/kWp/yrHeat pump: SuitableEPC upgrade: Medium

Ground stability

Geology: SAND AND GRAVEL

Subsidence risk: Low

Shrink-swell: Low

Running sand risk: Medium

Landslide records (2km): 2

Landslide susceptibility: Medium

Insurance risk

Standard

Cost band

Low

Flood risk

Low

Subsidence risk

0.5%

Flood claim prob.

Climate

Local weather conditions and energy potential

1,570 hrs/yr

Sunshine

577 mm/yr

Rainfall

23.3°C

Summer avg

2.9°C

Winter avg

Solar yield857.4 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

EASTMEAD AVENUE SURGERY

20 EASTMEAD AVENUE, UB6 9RB

3 min walk

73%

Recommend GP

73%

Overall GP experience

12

GPs within 1km

2

Dentists within 1km

1

Care homes (1km)

Nearest hospitalThe Broadway Health Centre · 2.3 km
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 5.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

43

Parks (1km)

2

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

13

Sports (1km)

1

Convenience

No pubs within 400m — nearest: Hare and Hounds (433 m)

Nearest supermarketBest Foods Supermarket · 606 m
11 tennis courts2 sports halls

Nightlife (500m)

0

Nightclubs

0

Late-night venues

E
1,284 licensed premises in borough456 late-night refreshment licencesHome Office 2023/24

1

Libraries (1km)

0

Cinemas (2km)

469m

Post office

Nearby shops

Mleczko104 m
Shan's News520 m
Adil Halal Meat and Fresh Fish607 m
JJ Food and Wine609 m

Nearby cafes

Chaiiwala592 m
Pausa1.1 km

Nearby restaurants

Chicken City101 m
Greenford Fish & Chips538 m
Chicken Guys586 m
China Gourmet605 m

Nearby pubs

Hare and Hounds433 m

Nearby gyms

Greenford Sports Centre480 m
Greenford Tennis Club526 m

Nearby pharmacies

Day and Night Pharmacy109 m
Roxannes Pharmacy575 m

Nearby health

Mansell Road Practice517 m
Northolt Family Practice802 m
Food hygiene (5-star)52% of 50

Business

Local businesses registered here

Active businesses
5
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
5
3yr survival rate
100.0%
Right-to-buy sales (5yr)
226

High street

A

High street health

Registered businesses

GENIUSTECH LTD
GREENFORD CHICKEN CITY LTD
PABLO TRANSPORT SERVICES LTD
TAJ PROPERTIES (LEEDS) LTD
TAJ PROPERTIES LONDON LIMITED

Investment

Investment grade, yield and market outlook

56

Investment score

Good

Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.

Avg monthly rent
£1,569London avg: £1,950/mo
Gross yield
3.8% (average)London avg: 3.8%Above average yield
Gentrification score13/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition226

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+8.2%

Rent growth (1yr)

Market liquidity

Future outlook

14.4

Price growth score

E
High

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route18,653m
Crossrail 2 route15,258m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 10,603 nationally

1,599

Est. population

10,737/km²

59%

Employed

36%

Degree educated

£42,900

Median income

5.5%

Claimant rate

Inner cityHigh densityEstablished mixed

43

Community stability

Age profile

25%
21%
22%
18%
13%
Under 1825%
18–3421%
35–4922%
50–6418%
65+13%

Tenure

30%
28%
33%
Own outright30%
Own (mortgage)28%
Private rent33%
Social rent6%
Shared ownership2%
Rent free0%

Ethnicity

15%
24%
37%
White British15%
White Other24%
Asian37%
Black8%
Mixed5%
Other11%

Employment & lifestyle

Managerial / professional24%
Routine / semi-routine25%
No car household30%
Unemployed5%
No qualifications22%

Housing tenure (Census 2021)

Private rent33%
Social rent6%

vs. London

Income vs London+2.1%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Live planning apps (800m)
22
Development activity
high
Residential apps (800m)
5
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
2
Planning apps (3 years)
10
Local approval rate
50%
Borough approval rate
24%
Opportunity area
No
CIL rate (residential)
£120/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
1

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
7
Largest scheme
9 homes · 43 Ruislip Road, 43, Ruislip Road, Greenford, UB6 9QD
Pipeline pressure
NONE

Named schemes (500m)

Land between , 268-270, Land between , 268-270, Allenby Road, UB18 homes
completed
115 Ruislip Road, Ruislip Road, Greenford, UB6 9QQ7 homes
completed
461-463, 461-463, Allenby Road, Southall, UB1 2HG6 homes
completed
Avon Court, Avon Court, Braund Avenue, Greenford, UB6 9JH4 homes
completed
55, 55, Eastmead Avenue, Greenford, UB6 9RF4 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
11.5%
Election year
2026
MP
Deirdre Costigan (Labour)
MP majority
12,519
Constituency
Ealing North

Councillors

Anthony John KellyLabour
Stephanie Lorraine AjayiLabour
Harbhajan Kaur DheerLabour

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Key facts for UB6 9QQ

Full postcodeUB6 9QQ
Postcode districtUB6
BoroughLondon Borough of Ealing
WardGreenford Broadway
Latitude51.529350
Longitude-0.363507
Parliamentary constituencyEaling Southall
CountryEngland
RegionGreater London

Trusted official data sources

Office for
National Statistics
LONDONDATASTORE
Ofsted
HM LAND
REGISTRY
Environment
Agency
DATA.POLICE.UK
GOV.UK
TfL
Transport
for London
NHS
Digital
Companies
House
Royal
Mail
Food Standards
Agency
Ofcom
Met
Office
Ordnance
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